© 2009 Peter F. Olesen and Associates, Inc.
Made by Serif
BRIEF OVERVIEW OF OUR SERVICES
TO THE
FAMILY ENTERTAINMENT INDUSTRY
Since beginning operations in March of 1984, Peter F. Olesen And Associates Inc.
has provided services to a wide range of clients developing and/or operating family
oriented entertainment facilities, ranging from theme parks to family entertainment
centers(FEC’s) and stand alone miniature golf courses and concession go-
We offer a wide range of services that span conception through construction and operation. Our approach is to address each project as having its own unique set of circumstances with respect to problems and solutions. All of our services are tailored to the individual client's needs and specific project.
To better understand these options, we present the following outline of the specific services available.
FEASIBILITY STUDIES:
We perform feasibility studies to assist clients in determining whether or not to proceed with a concept. A feasibility study serves to provide more detailed information pertaining to the potential success of a site. It evaluates the existing demographics of the proposed market area, considers existing competition, establishes a realistic combination of attractions (that can be incorporated into a master plan) which could be constructed on the proposed site, develops projected construction and operating costs for the site and considers the relative earning potential of the facility for a period of five years (or other period if so desired).
The primary foundation of any major project's business plan is a sound feasibility study. This provides the evaluation of the project in terms of its potential success. Without a feasibility study it is difficult to determine if the project has the potential to be successful.
Feasibility studies are often required by banks, private investors or other lending
institutions prior to making financial commitments to a given project. A well-
Establish Project Parameters:
Site Evaluation -
Geographical/Weather Constraints
Operating Season -
Competition -
Proposed Concepts -
Market Area and Demographics
Projections:
Development Program -
Potential Attendance -
Per Capita Spending
Staffing -
Land Costs
Construction Costs -
Operating Costs – salaries -
Revenues -
Cash Flow
FEASIBILITY STUDIES (Continued):
Reports:
Site and Market Analysis
Alternate Programs
Feasibility Evaluations
SITE EVALUATION:
As prospective developers of an FEC or single attraction based facility, many of our clients have not locked in on a specific site. As the relative knowledge and experience of our clients vary widely, we tailor our site evaluation services to fit their individual needs.
The site evaluation services we offer span the following:
Accessibility from all areas within the primary market area
Ability to generate impulse visits by people passing the site
Ease of entry in terms of existing roads and traffic flow
Physical characteristics of site including topography, drainage and related elements
Zoning and related regulations controlling permitted uses
Configuration and capacity to accommodate proposed facility as well as expansion capabilities
CONCEPT DEVELOPMENT:
We offer clients the benefit of our experience working on large and small projects throughout the country. Establishing the concept to be followed in developing a project is of prime importance to its ultimate success. It is important that not only the mix of attractions to be included is determined at the start of a project, but also the scale of individual elements must be established for the proposed design
Our services in the area of concept development can range from assisting beginners
in establishing the overall elements to be included in their proposed family entertainment
facility to assisting existing and/or well-
As a member of our client’s design team we assist in applying proven concepts and evaluating new ideas to establish a concept plan that incorporates the elements into a cohesive and workable layout. This includes developing the preliminary designs for each element, such as size, geometrics, components, etc.
The development of concepts for indoor operations includes the creation of attraction
mix, guest flow patterns, design of indoor concession go-
MASTER PLANS:
Not only is location the single most important element in the selection of a site on which to construct an FEC, it is also the single most important element in the placement of individual attractions on the site itself. Properly placed and configured attractions can create a sizable impulse attraction when viewed by passing traffic.
Our approach to the development of master plans seeks to maximize exposure of all patrons (guests) to each site attraction, regardless of the attraction that initially brought them to the facility. To assure maximum facility potential, configurations are developed, taking into account ease of guest movements, staffing requirements, maintenance and operating needs and future expansion. This applies to both indoor and outdoor facilities. Each element, including parking, movement through the facility, exposure to other attractions, compatibility of adjacent attractions, group event provisions and related site considerations, is given attention in establishing recommended layouts.
FINAL DESIGN:
Once the concepts and master plan considerations have been addressed and approved by our clients, we offer final design services for individual elements of the facility including:
Concession go-
Adult oriented indoor/outdoor concession tracks for specialty cars and racing karts
Miniature golf courses incorporating ADA requirements
Kiddie and full sized bumper boat ponds
Batting cage facilities
Picnic pavilions, sand volleyball and three-
Indoor arcades, birthday party and meeting rooms
Corporate and group event facilities
Campgrounds
Golf driving ranges
Highway access, parking lots, lighting and utilities
Plans include full geometrics, construction details, site layout data, construction specifications and related information as required for the individual project. Information and details are sufficient to permit competent local construction firms to construct most if not all of the elements included.
We do not provide architectural services for building design or modification. Our
services do include development of detailed floor configurations and final design
services for indoor attractions. We can assist clients in obtaining pre-
Our services also include coordination with local engineers, architects and contractors from planning stages through construction to assure that the project is developed as planned.
In most states, we can provide complete site engineering services in addition to
final design of the on-
ASSISTANCE IN PLANNING ARCADE/OFFICE BUILDINGS:
Our firm does not provide architectural design. We do, however, work with our clients to develop space requirements, proposed floor plan layouts and related assistance in the preliminary planning stages of the overall building plans. In the course of our work we have assisted architects in coordinating building designs with the overall site layouts and operational requirements of the family entertainment industry. In many instances we also assist the client in selecting attractions for inclusion in the arcade areas based on our long and ongoing involvement with all types of FECs and specific attractions.
UPGRADING OR REVISING EXISTING FACILITIES:
Many existing facilities serve too small a segment of their available market due to too small a mix of attractions, bad site design and/or obsolete attractions. This results in lower revenues. In many cases a review and revision of the present location, its mix of attractions and revised operating procedures can reverse this situation.
Peter F. Olesen and Associates, Inc. offers our long and ongoing FEC industry experience and resulting expertise to the evaluation of existing facilities. This is by creating new or revised attractions, expanding the mix, reconfiguring facilities or the generation of replacement concepts (in the case of poor building and/or site design, poorly maintained or obsolete facilities).
Our services are tailored to the specific circumstances of the individual situation, the realistic limitations of the site, budgetary constraints and the overall needs of the client. In all cases we attempt to develop only those improvements that will serve to enhance or expand the existing operations within the client's financial capacity.
COORDINATION WITH LOCAL ENGINEERS AND/OR ARCHITECTS:
For many individual elements of a given facility, the client will be better served through the use of local surveyors, engineers and architects. Our services are intended to provide final design for the specialty items within the project and to coordinate the normal design elements with the client's local professional consultants.
The resulting team effort provides the client with the best of both worlds. We provide the specialty expertise and the local firms provide the economy of being in the local community and having the needed relationships with local governing agencies and familiarity with local regulations, construction practices and related issues.
In those situations where our clients are developers, builders or contractors, the degree of plan preparation and local team participation can often be reduced to conform to the individual needs of the project.
Should local expertise not be available, we can provide more extensive services as needed. Our firm's staff has extensive experience in dealing with governing agencies in planning, zoning, traffic engineering, structural design, stormwater management, wetland considerations, flood control, parking and related issues.
In terms of building design, we are not architects, nor do we provide architectural services. We can assist in obtaining qualified design/build or independent architectural services for clients not having their own architects or experience in those areas.
CONSTRUCTION ENGINEERING SERVICES:
Our professional staff members have many years of construction expertise on projects including highways, bridges, water mains, storm and sanitary sewers, stormwater management facilities, area lighting, traffic signals, signage, bike paths, parking lots, building layouts, mass grading and related assignments.
We can and do provide construction engineering services for the construction of FECs,
either as on-
In many instances we have provided support services via teleconferencing and/or shop drawing review. This is especially beneficial to the client when a local contractor proposes alternative methods or products that may not be suitable when used on the projects we've designed.
SUMMARY:
Each of our clients has a specific set of needs, problems or desires that can vary greatly in complexity and magnitude. We therefore approach each project with a specific set of parameters to be addressed on an individual basis.
While there may be stock approaches to some elements of most projects, we've found
that most assignments have benefited from addressing the specific situation rather
than depending on “off-
It is our intent to offer the level of consulting services our clients wish to have provided. These vary with each project and we seek to be responsive to the client's dreams, desires, specific needs and requirements to the best of our abilities.
INOVATIONS INTRODUCED TO THE FAMILY ENTERTAINMENT INDUSTRY:
During the course of developing plans for our clients for more than 23 years, we've created new and innovative designs for individual attractions. These have included the following:
Reversible track and pit facilities to encourage additional site visits by having
a new and different driving experience available on the same track site. Introduced
in 1991 at Action Territory -
Free form fiberglass lined bumper boat ponds with individual docking pockets for
each individual bumper boat. Introduced in 1994 at J. B. Duffers -
The provision for ADA compatibility on all 18 holes of our miniature golf course
designs. Introduced in 1996 at The Park at Middletown -
Design of "Adult" Slick Road Course Concession Go-
Outdoor electric (battery powered) concession go-
Design of second floor electric (battery powered) go-
Development of "Double Header" Miniature Golf Course design incorporating 18-
Our staff is constantly introducing newer and more entertaining miniature golf course configurations and individual fairway designs, as well as increasing the variations of 36 hole golf courses to permit reconfiguration into four separate course layouts by merely changing flags.
Current studies include creation of outdoor concession go-